Protect the asphalt you already paid for
Asphalt Sealcoating in Houston, TX
The Texas sun bakes asphalt gray and brittle, and every crack that opens lets water into the base. A fresh sealcoat shields the surface and turns a tired lot deep black again, and a restripe on top finishes the job.
How asphalt wears out
What Happens to a Lot That's Never Sealed
Asphalt doesn't fail all at once. It goes through the same slow stages on almost every property, and sealcoating is how you stop it early, while it's still cheap to fix.
- 1
Fresh and Black
New asphalt is dark and flexible, held together by the binder that coats every stone.
- 2
Sun Turns It Gray
UV dries out the binder, so the surface fades and the stones start to show. That's the time to seal it.
- 3
Cracks Open Up
Brittle asphalt cracks as it heats and cools, and oil drips soften it from the top.
- 4
Water Gets Under
Rain runs into the cracks and weakens the base the asphalt sits on.
- 5
Potholes Form
The surface breaks apart, and the fix is now patching or repaving instead of sealing.
What sealcoat does
A Protective Coat Between Your Lot and the Weather
Sealcoat is a liquid coating spread over the top of the asphalt that dries into a tough, dark layer. It takes the beating from the sun so the asphalt underneath doesn't, it slows water down before it reaches the base, and it gives oil and gas spills something to sit on besides the pavement itself.
It also changes how the whole property looks from the street, with a deep black finish and bright new stripes on top.
Sealing a lot every few years costs a lot less than repaving it, which is why it's worth doing as soon as the asphalt starts to fade.
Signs your lot is due
- The asphalt has faded from black to light gray.
- You can see loose stones and a rough, sandy surface.
- Thin cracks are spreading across the drive lanes.
- Oil spots have softened or stained the surface.
- The stripes are fading and it's due for a restripe anyway.
How a sealcoat job goes
From Cleaning the Lot to Fresh Stripes
1. Clean the Surface
Sealer only bonds to clean asphalt, so dirt, debris and oil get taken care of first.
2. Check the Cracks
We'll point out cracks and damaged areas that need attention before the seal goes down.
3. Seal and Cure
The sealcoat goes on evenly, and the area stays closed to traffic until it's cured.
4. Restripe
Fresh stall lines, arrows and ADA markings go on the new black surface.
Common questions
Sealcoating Questions From Property Owners
How often should asphalt be sealcoated?
Every few years is typical for a parking lot, depending on how much sun and traffic it gets. When the surface goes from black to gray, it's ready again.
How long before cars can drive on it?
The lot needs to stay closed while the sealer cures, and the exact time depends on the weather. We'll give you a clear timeline before we start so you can plan around it.
Can you seal the lot without shutting down the business?
Usually. Since the sealer has to cure before cars drive on it, we'll split the lot up and schedule each part around your busiest days.
Does the weather matter?
It does. Sealcoat needs dry weather to go down and cure properly, so rain in the forecast can move the schedule. We'd rather wait a day than lose the job to a storm.
Can sealcoating fix potholes?
No. Sealcoat protects asphalt that's still in decent shape. Potholes and badly broken areas need repair first, and we'll tell you if we see any.
When should a new lot get its first sealcoat?
Not right away. Fresh asphalt needs time to cure before its first coat, and after that, sealing it on a regular schedule is how you get the most years out of it.
For property owners and managers
Get a Price on Sealing Your Lot
Give us the address and a rough size for the lot, and we'll come out and price the sealcoat, plus striping if you need it.